402 Pritchard Avenue — Property Summary
Key Characteristics & Buyer Suitability
This is a 1,360 sqft home built in 1909, sitting on a 2,687 sqft lot in the William Whyte neighborhood of Winnipeg. The living area is the standout feature: it's larger than most homes on the same street (top 14%) and in the surrounding area (top 24%), though it falls roughly in line with the citywide average. The assessed value tells a different story. At $109k, it's well below the street average of $182k and sits in the bottom 1% citywide. The lot is also on the smaller side—2,687 sqft versus the neighborhood average of 3,277 sqft.
The appeal here is straightforward: you get above-average interior space at a below-average assessed price, in an older, inner-city neighborhood where many homes have been around since the early 1900s. The land is modest, which means less yard maintenance and a lower property tax bill compared to larger-lot homes in the area. This property would suit a buyer who prioritizes indoor square footage over outdoor space, isn't put off by an older home's character or potential maintenance needs, and is comfortable with a neighborhood that's more established than trendy. It's a practical fit for someone looking to get more house for the money in a central location, rather than chasing curb appeal or a big yard.
Five Possible FAQs
1. Why is the assessed value so low compared to other homes on the street?
The $109k assessment puts this home in the bottom 12% on Pritchard Avenue. This could reflect its age (1909), the smaller lot size, or interior condition that hasn't kept pace with neighboring properties. It's worth looking at the city's assessment records to see if recent renovations or deterioration have been noted. A low assessment isn't necessarily bad—it often means lower property taxes—but it pays to confirm there's no hidden reason for the gap.
2. The home was built in 1909. What should I watch for with a house this old?
At over 115 years old, you're looking at potential issues with the foundation, knob-and-tube wiring, lead pipes, and out-of-date insulation. The good news is that many homes of this vintage have already been updated in certain areas. A home inspection is non-negotiable here. Also check whether windows, roofing, and the furnace have been replaced—original features are charming but can be costly to maintain.
3. How does the small lot affect resale value or daily use?
A 2,687 sqft lot is below average for the street and neighborhood. For daily use, this means limited outdoor space for gardening, parking, or expansion. For resale, smaller lots tend to appeal to a narrower buyer pool—people who don't want a big yard or who plan to use it as a starter home. It can also limit your ability to add a garage or an extension without a variance.
4. How do the rankings work, and what does "around average" really mean?
The rankings compare this property to "comparable homes" within the same street, neighborhood, and city. "Around average" means it sits near the middle of the distribution—not a standout, but not an outlier. For example, the citywide living area rank (top 38%) means your square footage beats about 38% of comparable homes citywide. It's not a grade; it's a relative position. Lower rankings (like the top 99% for assessed value) just mean you're in a cheap house for the city, which can be fine depending on your priorities.
5. What's the neighborhood like, and how does it compare to others in Winnipeg?
William Whyte is an older, inner-city neighborhood with a mix of century homes and rental properties. It's not a high-demand area for young families moving from the suburbs, but it offers proximity to downtown and the North End. The average home here is valued at $149k, and many lots are larger than this one. If you're looking for a quiet, manicured street, this might not be it. If you want an affordable house with character and room to put your own work in, it's worth a serious look.